I'm in the process of switching my current homeowner mortgage to a BTL The Royal Bank of Scotland mortgage. The bank has said that I need a lawyer as part of the process. I got in contact with my former Herne Hill conveyancing firm who dealt with the legals when I originally purchased the house. The quote issued of £450 plus VAT has surprised me as I am not require purchase conveyancing - it’s simply a straightforward remortgage.
The estimate does seem a tad steep. If you are willing to spend time contrasting quotes you may be able to get the conveyancing a bit cheaper by perhaps £125. That being said, assuming were happy with the assistance the firm gave you maylive to rue choosing an a cheaper conveyancer. If is important to ensure that the firm can also act for The Royal Bank of Scotland. Do make use of our search tool to locate a Herne Hill conveyancing firm on the The Royal Bank of Scotland approved list of lawyers, which can often include conveyancing solicitors in Herne Hill.
I own a freehold property in Herne Hill but nevertheless invoiced for rent, why is this and what is this?
It is rare for properties in Herne Hill and has limited impact for conveyancing in Herne Hill but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the establishment of fresh rentcharges post 1977.
Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 will be dispensed with completely.
We're in Herne Hill, FTBs buying with a mortgage (lender is HSBC , and our lawyer is on the HSBC conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the HSBC conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no property lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
I am helping my niece sell her flat in Herne Hill. Does the conveyancer order an energy assessment or should I organise this?
Following the demise of Home Packs, energy assessments was kept a compulsory component of selling a property. An energy performance certificate must be commissioned prior to the property being marketed. This is not a task that conveyancers ordinarily arrange. Where you are using a Herne Hill conveyancing practitioner they may be willing to arrange energy performance certificates given their relationships with reputable Herne Hill providers
I just bought a flat at auction in Herne Hill. Conveyancing is required. What happens now?
Having legally bound yourself to purchase you will need to retain a conveyancing lawyer as a matter of priority as you now have a tight a drop dead date to complete the purchase. An auction property will have a bespoke legal pack. This will likely include most,if not all of the paperwork that your conveyancer will need. Where you are dealing with leasehold property the conveyancing pack may provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to a leasehold property. You should give this to your appointed conveyancing solicitor as soon as possible. Do make sure that you have funds in order to complete the transaction on the set completion date.
is it true that all Herne Hill conveyancing solicitors on the Nottingham conveyancing panel are governed by the SRA?
As a firm of solicitors, in order to be on the Nottingham conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. Some lenders do allow licenced conveyancers on their panel and in that case the organisation would be overseen by the Council of Licensed Conveyancers.
Due to the guidance of my in-laws I had a survey completed on a property in Herne Hill ahead of retaining conveyancers. I have been advised that there is a flying freehold element to the house. Our surveyor has said that some banks may not issue a mortgage on this type of premises.
It depends who your proposed lender is. Santander has different requirements from Nationwide. If you e-mail us we can check via the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Herne Hill. Conveyancing may be slightly more expensive based on your lender's requirements.
I am on look out for some leasehold conveyancing in Herne Hill. Before I get started I want to be sure as to the unexpired term of the lease.
Assuming the lease is recorded at the land registry - and almost all are in Herne Hill - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Following years of dialogue we are unable to agree with our landlord on how much the lease extension should cost for our flat in Herne Hill. Can we issue an application to the Residential Property Tribunal Service?
Most definitely. We are happy to put you in touch with a Herne Hill conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a Herne Hill flat is 66 Southwell Road in March 2012. By Order of Deputy District Judge Stone dated 25 January 2012 a vesting order was made. The determination of the purchase price was referred to the Tribunal who decided that the amount payable for the freehold should be£29,612.00 This case was in relation to 3 flats. The unexpired term as at the valuation date was 72.58 years.